The purpose of this Chapter is to provide a district
which will assure an environment conducive to the development and protection
of modern industry, research institutions and administrative facilities, all
well designed and properly landscaped, which are not dependent on pedestrian
traffic.

20.28.020 APPLICABILITY.

Regulations of this Chapter shall apply
in all "HI" districts subject to the provisions of Chapter 21.62 (Height
and Setback Exceptions) and Chapter 20.70
(Coastal Development Permits) of this
Title.

20.28.030 GENERAL DEVELOPMENT PLANS.

A. A General Development Plan shall be required prior to the establishment
of any development in the Heavy Industrial district if there is no prior approved
General Development Plan and if:

1) The lot is in excess of 1 acre; or,

2) The development proposed includes
more than one use; or,

3) The development
includes any form of subdivision (Title 19, Subdivision Ordinance).

B. No new development, change or expansion of use, or physical improvements
may be approved unless such development, use or expansion is found to be in
conformance with an approved General Development Plan and amendments thereto
where such plan is required.

C. General development plans and amendments thereto shall be approved
by the Planning Commission.

D. The plans shall be prepared by the developer and submitted for review
and approval prior to or concurrent with approval of any required permits for
the development. The plans shall address the long range development and operation
of the facilities including physical expansion and new development, operational
changes, circulation or transportation improvements, alternative development
opportunities, environmental considerations, potential mitigation of adverse
environmental impacts and conformance to the policies of the local area plan.

E. The requirement of a General Development Plan or an amendment to
a General Development Plan may be waived by the Director of Planning and Building
Inspection when, due to the circumstances of the particular situation, there
is no potential significant adverse impact from the development and requiring
the General Development Plan will not further the purpose of this Chapter.

20.28.040 NONEXEMPT DEVELOPMENT.

The following list shall require a coastal
development permit regardless of which category of allowed uses it falls into:

A. Development which will cause a Significant
Environmental Impact;

B. Development within the Critical Viewshed as defined by Section
20.145.020.V (Big Sur);

C. Development on slopes of 30% or greater (25% in North County)
except as provided for in Section 20.64.230 (C) (2) and (3);

E. Development within 100 feet of mapped or field identified environmentally
sensitive habitats;

F. Development with positive archaeological
reports;

G. Land divisions;

H. Development of new or expanded agricultural operations if 50%
or more of the parcel has a slope of 10% or greater; or where the operation
is to occur on soils with a high or very high erosion hazard potential, according
to the Soil Conservation Service Soil Survey Manual.

A. Change of heavy industrial uses within a structure provided the new
use will not change the nature or intensity of the use of the structure;

B. Water system facilities including wells and storage tanks serving
14 or fewer service connections, pursuant to Title 15.04, Monterey County Code
and replacement of water tanks and wells where no increase in service connections
are created. The screening of any tanks and associated structures shall be approved
by the Director of Planning and Building Inspection;

C. Cultivation, cutting and removal
of Christmas trees;

D. Reserved;

E. Manufacture of electric power;

F. Production of magnesia and refractory brick when such use and
manner of production is coastal dependent and/or related;

I. Reduction in setback requirements provided the proposed reduction
is 10% percent or less of the required setbacks;

J. Accessory structures and accessory uses appurtenant to any permitted
use provided there is no intensification of the permitted use;

K. Parking lots used in conjunction with
an adjoining commercial or retail use;

L. Accessory structures and uses prior
to establishment of main use or structure;

M. Animal hospitals;

N. Parking lots;

O. Offices less than 5,000 square feet of
floor area;

P. Shops for tradesmen such as plumbers, electricians, furniture makers
and repair persons, appliance repairpersons, and similar uses provided that
in all cases all equipment and materials, except vehicles, are maintained within
a structure;

Q. Picture framing businesses;

R. Shops of a light commercial character
conducted within a structure;

S. Stationery and office supply stores;

T. Storage, rental and sales of irrigation
equipment;

U. The manufacture of clothing;

V. Day care centers for use of on-site employees and employees of developments
on the same lot or subdivision;

A. Bottling works, carpenter shops, contractors yards, lumberyards, bulk
storage of oil and gasoline, plumbing shops, welding shops, public utility structures
and uses, and other uses of a similar character (ZA);

B. The manufacture of clothing, handicraft products, printing, lithographing,
and other light manufacturing or industrial uses of a similar character (ZA);

I. Food processing, fish canning and other
uses of similar character (ZA);

J. Junk yards, wrecking yards, automobile
dismantling yards;

K. The manufacture of acid, cement, electric power, explosives, nuclear
components, fireworks, pesticides, fertilizer, gas, glue, gypsum, inflammable
fluids or gases; incineration of garbage; refining of petroleum and its products;
tank farms; smelting of copper, iron, tin, zinc, and other ores and other uses
which might be objectionable by reason of the production or emission of noise,
offensive odor, smoke, dust, bright lights, vibration or involving the handling
of explosives or dangerous materials;

L. Legal nonconforming use of a portion of a structure extended throughout
the structure (ZA);

M. Legal nonconforming use changed to a
use of a similar or more restricted nature;

N. Commercial and noncommercial wind
energy systems;

O. Reserved;

P. Assemblages of people, such as carnivals, festivals, races and
circuses not exceeding 10 days and not involving construction of permanent facilities
(ZA);

Q. Agricultural processing plants (ZA);

R. All residential uses provided that the gross square footage of the
residential use does not exceed the gross square footage of the industrial use
(ZA);

S. Water system facilities including wells and storage tanks serving
15 or more service connections (ZA);

T. Zoos or zoological gardens for the purpose of raising, maintaining,
keeping or exhibiting any wild animal;

X. Any lots or establishments where alcoholic beverages are served, commercial
places of amusement or recreation or any places where live entertainment is
provided within 200 feet of the boundary of a residential district (ZA);

BB. Propane distributorships, sales
and service of appliances and related equipment (ZA);

CC. Wholesale distributors of petroleum products, contractors yards,
welding shops and other uses of a similar character;

DD. Warehouses for the collection, packaging and distribution of
agricultural and horticultural products;

EE. Conditional Certificates of Compliance;

FF. Other industrial uses of a similar character, density and intensity
to those listed in this Section determined by the Planning Commission to be
consistent and compatible with the intent of this Chapter and the applicable
land use plan.;

GG. Auto repair facilities;

HH. Body and fender repair;

II. Vehicle parking;

JJ. Open air sales;

KK. Funeral parlors;

LL. Subdivisions;

MM. Lot Line Adjustments.

20.28.070 SITE DEVELOPMENT STANDARDS.

A. Structure Height and Setback Regulations:

1. The maximum structure height is 35 feet
unless superseded by a structure height limit noted on the zoning map (e.g.
"HI/(50')" would limit structure height to 50 feet). Additional height
may be allowed subject to a Use Permit (ZA).

2. Setbacks for development in the HI district
are established by the approval of the General Development Plan where such plan
is required.

3. Setbacks for development where a General
Development Plan is not required shall be established by the Appropriate Authority
through the project review process based on:

a) surrounding land use;

b) provision of adequate parking and
landscaping;

c) other site design features.

4. All minimum setback requirements established
by a combining "B" district, setbacks shown on a recorded final map
or parcel map or setback lines shown on a Sectional District map shall apply.

B. Building Site Coverage, Maximum: 50%,
excluding parking and landscaping.

All developments allowed shall have landscaping
covering a minimum of 10% of the site area subject to a plan approved by the
Director of Planning and Building Inspection. The landscaping shall be in place
prior to the commencement of use.

E. Lighting Plan Requirements

All exterior lighting shall be unobtrusive, harmonious
with the local area and constructed or located so that only the area intended
is illuminated and off-site glare is fully controlled. The location, type and
wattage of the exterior lighting must be approved by the Director of Planning
and Building Inspection prior to the issuance of building permits or the establishment
of the use.

F. Sign Regulations

Signing
for all development shall be established pursuant to Chapter 20.60.

G. Building Site Area

The
minimum building site area shall be one acre.

20.28.080 SPECIAL REGULATIONS.

A. Manufacturing and Fabrication Operations

All manufacturing and fabrication operations shall
be conducted within structures. All equipment and material storage areas shall
be screened by solid walls, fences, or by adequate plantings of not less than
6 feet in height.